Architectural Review Board - Regular Meeting

I'd like to call to order the 01/21/2026 Planning, Zoning and Adjustment Board meeting. Why don't we start by the Pledge of Allegiance, please?

I pledge allegiance to flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you all. All right. So we have a really heavy agenda today. Not only do we have a lot of big items, but we have a lot of items. So I'm going to try and move this along as quickly as I possibly can. But as I understand it, Corey, there's actually been a change actually, no, why don't we first have an approval of the minutes, please?

I'll make a motion to approve the minutes from the December 17 meeting.

Second. There's

a motion and a second. All in favor? Aye. Any opposed? Hearing none, passes unanimously. Thank you. Ms. Kramer, so as I understand it, we're going to make some changes to the order of the agenda.

Yes. We would like to please request to move PZ0400, which is the water supply facilities ten year work plan and related updates to the comprehensive plan to the first BERNANKE. Item under new business as we have staff here that this is a very simple item, should not take very long, and don't want to hold

them here until the end of the night. Okay. Is there a motion?

I'll move it for approval.

I'll second.

Motion and a second. All in favor? Aye. Any opposed? Hearing none, motion passes unanimously.

Okay. So we're going to put that in under you said under new business?

Yes. All right.

So why don't we go ahead and hear that first? We don't have any swearing on speakers that we need to do for that, do we?

Not for this.

Okay. Why don't we go ahead and hear from them first, please?

For those of you who have not met, this is Katie DeCosmos. She's one

of our

planners. You'll probably be seeing her from time to time present to you. So I think this is her first time in front of this Board.

Welcome.

Thanks. Welcome. evening. My name is Katie DeCosmo.

Could you speak up a little, Katie, please?

My name is Katie, and I'm from the strategic planning department. And before you tonight is ordinance twenty twenty six dash zero one to adopt Wellington's water supply facilities ten year work plan. At this time, I would like to enter the file into the record for tonight's meeting. The village of Wellington is requesting the adoption of the water supply facilities ten year work plan. Additionally, we are requesting to amend Wellington's comprehensive plan to incorporate the work plan by reference and amend all references to the plan.

The amended comprehensive plan elements include the public facilities element and the capital improvement element. Florida statutes require local governments to prepare a ten year water supply facilities work plan and incorporate the work plan into the village's comprehensive plan to address water supply within eighteen months of the regional water supply plan's adoption by the Regional Water Management District. The South Florida Water Management District adopted the Lower East Coast Water Supply Plan on 09/12/2024. This plan update is consistent with the water supply planning requirements of Florida Statutes Chapter three seventy three. This plan presents population and water demand projections through 2045, a review of water supply issues and evaluations and a list of water source options.

It also examines local and regional water supply efforts and describes water resource and water supply development projects completed since the 2020 update. Overall, the recommendation is approval of ordinance number twenty twenty six-one. Additionally, the recommendation is the incorporation by reference of the work plan into the comprehensive plan and modifying the text for references of the public facilities and capital improvement elements to be consistent REPRESENTATIVE:] with the work plan.

Thank you. We also have our Utilities Director, Angeli Paez, here to answer additional questions, if you so have.

Okay. Thank you. We don't have any questions for staff.

I have none.

I have none.

Okay. Seems like a pretty straightforward administrative task we're looking at here. So good one to start.

It is a public hearing, though.

All right.

I just have a couple of comments on the sorry, to just I thought there's I think I noticed some potential scrivener errors on the capital improvement plan section there. So it's Page five twenty of the packet. There was the aquatic center expansion. It said relocate and construct a new athletics facility. I assume that meant an aquatics facility. And then there was a date reference that was the last, the membrane master plan, which was listed as fiscal years 3031 to 3032, which I assume was 2031 to 2032. So those are only things that I wanted to call out.

Okay. We will definitely check those and update as needed before we go forward to counsel. Great.

I'll open for public comment if we wanted to.

Okay. There's a motion and a second.

I'll second.

All in favor? Aye. Opposed? We are now open for public comment. Does anyone wish to come up and speak about adopting Wellington's water supply facility's ten year work plan? No one, I can't believe it.

I'll make a motion to close.

Okay. Motion to close. Is there a second?

I'll second.

Okay. All in favor? Aye. Hearing any opposed? None? Nope. Okay. We're closed for public comment. Is there a motion?

Motion to approve PZ0400.

I'll second. What? Oh, sorry.

Think we're approving Ordinance twenty-two 601,

right? Yes, that's correct.

All

right. Let's just make sure we phrase it correctly so there's no Motion to approve

ordinance number twenty twenty six-one. Thank you.

And I'll second that.

Okay. There's a motion and a second. All in favor? Aye. Any opposed? Hearing none, motion passes unanimously. Nice job for your first time.

Thank you.

Thank you.

It's all uphill from here. Okay, what's next?

We have the reading of Resolution two thousand and six zero three, which is, I'm sorry, 02/2006, which is the rezoning for, K Park, also known as Wellington Village. And I believe that, this will be heard together with item Okay. Resolution twenty twenty six-three, the master plan, and Resolution twenty twenty six-four, the conditional use for pod A, as well as the resolution number Twenty-two605, which is a conditional use for pod B, which is for the hotel.

And the applicant agrees with that.

Evening. Ken Tummo with Urban Design. Yes, ma'am, of course.

Okay. So why don't we go ahead and swear in the witnesses, please.

Okay. If you intend to be heard on this issue, would you raise your right hand? Do you swear or affirm that the testimony you're about to give will be the truth, the whole truth, and nothing but the truth?

Yes. And

we need ex parte disclosures, please.

Why don't we start with mister Meyer, we'll work our way down, please.

I spoke with the applicant as well as Councilwoman Amanda Silvestri.

And just generally summarize what you discussed, and can you be fair and impartial?

The applicant went over the proposal with me and allowed me to have some Q and A. And Amanda and I discussed the proposal as well and what her view was of how the pros and cons of it, and I can be fair and impartial.

Thank you.

I also spoke with the applicant. They went through the presentation for me, asked a couple of questions. I can be fair and impartial.

I spoke with the applicant and its representatives, and it was just about the project. And I also spoke with Councilman McGovern, also just about the project and the proposals. And I did speak with I don't think I spoke with staff about this application, but I can be fair and impartial.

Thank you.

I had a meeting with the applicant. We went over the project. And I can be fair and impartial. I

had a meeting with the applicant in the interest of full disclosure twice. When I was a member of the council, I met with them. And then, of course, now as a member of the PZAV, I met with them as well. And I also met with Councilman McGovern. He was in attendance for a meeting that we had together yesterday with the applicant. And I can be frank and partial. Just both meetings with the applicant were just a general overview of the project itself.

Thank you.

I was approached by the applicant and so we did a Zoom meeting. They just went over the project with me. And then I spoke with staff. And I can be fair and impartial. I

spoke with Corey Kramer, members of the applicant's team. And I also attended the applicant's presentation that they did to counsel at agenda review in November. I also spoke with Michael Napleon, John McGovern, Dan Wildman, Jim Mantrosos, Mike Sexton, Sergio Guerrero, and James Yaquis all about different aspects of the application. And notwithstanding, I can be fair and impartial.

And I have to add one individual I forgot. And I don't know how I did, Jim Barnes.

Very forgettable individual, Jim Barnes. Okay. Do we have any interested parties that are going to speak tonight or is it just going be the applicant?

No, just the applicant.

Okay, great. All right. So the applicant want to kick off or are we going to have staff start?

Just as a kick off. Good evening. Kelly Ferriolo, Planning and Zoning. Before you tonight is the rezoning, petition number 2020Five-threeREZ. The master plan, petition number 2025Dash0001DashMP.

And conditional uses, petition number 2025Dash0001 and 0002DashCU. For Wellington Village, also known as K Park, to develop a mixed use project with commercial office, school, hotel, and multifamily uses. I would like to enter all files into the official record. And throughout this presentation, you'll hear K Park and Wellington Village, and they are used synonymously. The agent Urban Design Studios and their team are here to make the presentation first and staff will follow-up.

Good evening. Ken Tummo with Urban Design Studio. My address is 610 Klamata Street, West Palm Beach, Florida. I've been sworn in this evening. Thank you for having me here this evening. Here on behalf of Related Ross and Elevated ED. Mister Chair, just a couple items. You normally allot twenty minutes. We do have four items today. Now I'm certainly not gonna ask for eighty minutes, but we would request a little bit more than twenty minutes, probably thirty to thirty five minutes. We have a couple important items to go through tonight. We're going to spend a lot of time on transportation that you normally don't have in a presentation. That's acceptable if the

I'd like to defer to my colleagues. Does anyone have any objection to them? I think 35

is fair.

I'm afraid

that's fair.

35 is fine. So Mr. Tummo, let's aim for 35.

Yes, sir. We'll move fast. So there is a lot of information obviously in the record and on the file. Appreciate that. So again, here on behalf of Related Ross and Elevated ED, on the screen in front of you is the opening slide of what you know is Kay Park or Wellington Village. And this is just to give you an idea of a level of architecture and design and thought that's been put into this process. We have the whole team assembled here tonight, representatives of Related. Mr. Ryan is here, representatives from the school, Mr. Clark, who's the new CEO.

And we have all of our design team here. I'm going to walk you through that in a minute. So just the development team itself, of course, is Mr. Ross's group, Related Ross. In the audience, there are many members of the Related Ross team here to answer any specific questions that you may have. I'm going to do the majority of the presentation, and Mr. Kelly is going to do the second part in regards to transportation. Also, we have with us the Elevated ED, who is our school, and they're very exciting. They have done 14 schools all across the world. Today, Mr. Clark and Ms. Wren are here, and they can answer and will explain the school if necessary. We have our architect in the audience this evening. Very flattered to have Mr. Manfredi here.

Elkes Manfredi is a world class architect based out of Boston. David is in the audience tonight. Hopefully, we won't have David come up and speak because we may be here a lot longer than we intend to be. But David is a great designer. I've worked with him from the days, early days of City Place all the way to today, what he's doing in Downtown West Palm Beach. Our civil engineer, Ms. Emmerich, is here from Lanigan. She has done a great job on this project and really understands all the civil engineering issues. Of course, I'm here from Urban Zine. I have Lindsay who did all the writing and our landscape architect and also our qualifier of our company, Ms.

Tumas, in the background. And then we have our we have Mr. Brian Kelly, who, obviously, a Wellington resident, but also the transportation engineer for Simmons and White. So that's our team. Everybody's here to answer questions you have. But what is in front of you this evening, there are really four items. The first item is rezoning. Ultimately, the request to rezone the property to MUPD from its existing zoning today. There's a master plan. The master plan, the program is on the screen in front of you.

I'm gonna walk you through that in detail in further slides. And then as Kelly indicated, two conditional use, one for hotel and one for school. So that's what's in front of you and the request tonight of the combined presentation. I know you are all very aware of the subject site and everything that surrounds it, but for a frame of reference, Stribbling Way to the North, Castellina to the North, to the West is Oakmont Estates, to the South is Farmington Estates, which is non incorporated Palm Beach County. To the right is Emerald School.

Now, when you look at the site, it's important to note the 71 acre site, we also are in partnership with Life Church because we are actually improving the access to Life Church. There will be a new signal installed already approved. Mr. Kelly will go in detail in that. But Life Church is our partner in this matter, and they're an important component to the overall design. So the existing zoning today, as outlined, is community commercial and community facilities. The land use is mixed use. A little bit of background history, I know you saw in the staff report. I had the opportunity to talk to Mr. Kahler to understand where the word cave comes from.

And obviously, cave is Herb Kahler, who was the person who sold the land to the village in 2003. Prior to that, it was owned by the DuBois family, and they were longtime farmers in the area. But in 2008, as indicated in your staff report, Sunrise came through, and they wanted to do an assisted living facility. The village actually entered into a contract at that time, and then the Great Recession hit, and that contract never moved forward. That's the reason why that area on the right hand side is a different color than the area on the left hand side.

But our request is to modify the entire site to an MUPD, a multiple use plan development. The existing land use on the site, as I said earlier, is mixed use. And mixed use allows for a significant amount of floor area ratio or square footage and also allows for a significant amount of residential on the site. Our request, though, in regards to the residential, we are only using 14% of the available capacity that we could potentially ask for in a mixed use project on this site. So this is the master plan.

This is what you're approving. This is what we got paid to build a bubble plan. This is a master plan for the subject site. On the left hand side is Pod A, which is the school site. On the right hand side is the related raw site, which is the commercial and residential side of the project. There are two other small parcels, which I'll walk you through in the middle. One is Pod 0, which a lake. And then there's a small utility parcel. That's the master plan. So that's the majority of the approval this evening.

Then as part of that, you're also approving, excuse me for one second. You're also approving the 74 page project standard manual. I'm not gonna walk you through this project standard manual in detail this evening. But what that does is it outlines the rules of the road, both for now and in the future. There's discussions about architecture, deviations, how the road network looks. That's all outlined in the 74 page document, and it's called the Project Standard Model. Now on the right hand side are conditions of approval. We're continuing to work with staff on those conditions of approval. But those are primarily implementing what Mr. Kelly's gonna talk about, which is the transportation matters.

So that is what is in front of you this evening. Of course, to get there, we have to show you a lot more so you understand what's happening in the project. This is a conceptual master plan. The conceptual master plan shows a school on the West Side and shows the commercial component on the East Side. A lot of thought went into that, how to make that transition between what is more commercial obviously on State Route 7 and then transitioning to less intense use as you go further west on the site.

So Pad A, the school site, on the left hand side of the screen, 43 acres, 43.76 acres. It represents 61% of the overall site. So it is a significant component of the site. You'll note by looking on the screen that there's a lot of open space, and I'll walk you through those numbers in a bit. The school is, we're requesting seventeen fifty That is a mix from pre K all the way to high school.

So that's the student request. It's a total of 405,000 square feet of building. And then Pod B on the right hand side is 24 acres or about 32% or 33% of the overall site. And you'll note the mix of retail, restaurant with outdoor dining, hotels, a 180 room hotel, multifamily. That multifamily is in two phases. The first phase are 15 integrated units located generally in the center of the site. And then down the road, if there is the opportunity and the market is there, they may replace some of the parking lots to add additional residential there. That's where the additional 200 units come from. So that's kind of the broad picture of the site. Let me start diving into some of the details.

So this slide, Mr. Kelly is going to spend a ton of time on this slide. But in essence, the reason why I have it up here is to let you know there are three access points on Stribling and two access points on State Road 7. And I want you to note the revised access for Life Church where there is the additional signal on that facility. So a little bit about the school on PAD A, Wind Grove Academy. Purpose driven learning for tomorrow's leaders. I've had the opportunity to spend time with these folks. It is an incredible school that they're proposing, and I certainly will let them discuss the school matters. But I will talk about the zoning issues that are in front of you. So the site itself is 43.76 acres.

As I said earlier, it has seventeen fifty students and 405,000 square feet of athletic fields. It is a fully secured campus. There is a fence or a wall all the way around it except where the lake is. That fence and wall combination is six and seven feet. And that's a really important part of them is to integrate safety, but also have a functioning campus and create a strong identity.

We are proposing we have submitted for a site plan. That site plan also shows two gatehouses, one on the south side and one on the north side as entrance into the Wind Grove Academy. Sports, a very important part. As Mary Anne reminded me before the meeting, there is no American football here. But there are two practice courts, tennis courts, basketball fields, softball fields, and fields and track.

And on the screen in front of you is kind of the outline of the buildings that have been submitted for a site plan review. The elementary schools on the North Side, the upper schools in the middle, a theater, aquatic center, parking structure, and athletic fields outlined on the screen in front of you. And so in regards to heights. So we do have two and three story buildings on the school site. Identified in pink are the two story buildings.

Identified in blue, which is the upper school, is three stories. Fairly standard from the design concept of a school to have two stories, particularly for elementary school, and then for upper schools to be three stories. Mr. Manfredi is the architect of this, and he is designing some very beautiful buildings that have been submitted. So the next step is the Wellington Village. As Mr. Ryan will remind me, this is a placeholder name. They are going to continue to work on the name for the subject site. But Wellington Village, which is Pod B, is the related Ross component of the site. It's 24 acres, and their intent is to create a social hub and a commercial hub within the village that has a draw range of the area.

It's gonna have promenades, plaza, gardens. It's really a walkable environment. In fact, when I show you the pedestrian promenade in a little bit, it's a very unique design where you're actually walking on a cobblestone street where the where the, you have the shops on both sides. This is the height situation for this particular parcel of land. I wanna let you know that the hotel is six and seven stories.

However, it will meet all of the height requirements that are allowed within this district. However, it is above 35 feet, so we do need to come back before you with a conditional use. As you're aware, anything above 35 feet within the village requires an additional conditional use, and we will come back before you in front of that. But on the screen is a general the height of the buildings. On the right hand side are in the gray color are one stories.

In the pink or in the orange pink color are two stories, and in green are the three stories. And then identified right in this general area is the hotel, and that will be six or seven stories, which by the way is over 600 feet to the nearest residential unit. This is the ground level plan of what's being proposed. The ground level plan identified in different colors, a mix of restaurants and retail and gym. There's a gym proposal in this area right here. Restaurants tied to the hotel. So the hotel. The hotel is a beautiful building that is tied to restaurants. You'll also notice that there's lakeside dining and this really walkable pedestrian area right down the middle. So let's go through some of the details.

The Main Street. This is the really lively part, the important part of the design. It's really where everything starts. It's where cars meet the retail. You have to pull into the site, you're driving.

We live in the village. The opportunity is to drive to this facility. On that street, you'll notice that there'll be angled and parallel parking spots adjacent to where the restaurants and where the retail are gonna go, but there's also a significant amount of other parking in valet in different areas. The idea though is to create that streetscape, the building street ratio to allow the buildings to come closer, to make it feel really good and walkable, and also to slow traffic down. And just for a frame of reference, this is what we're proposing potentially for, what Stribling Avenue is what it's gonna look like off the Stribling Exit.

You'll notice the street aspect of the road, and then you'll notice the building in the back framing the picture. Mr. Manfredi, of course, has done a wonderful job of designing this, And Mr. Ryan is working very diligently to get at least and get the proper tenants in here. So, the Promenade. This is fairly unique for a shopping facility in South Florida. Mr. Ryan reminded me that this was probably designed very similar to something he had worked on in California, I believe. But it has this very significant pedestrian area that basically walks right off of 441, where the main entrance is, all the way back to the lake. So you're gonna have these great view corridors and this great view shed from a design standpoint.

I'm gonna show you what that potential is gonna look like. Here on the right hand side, you'll notice that it's pedestrian only, and the buildings are right into that pedestrian area. There'll be plazas. In this particular area, there'll be residential above. So there's a lot of unique things that potentially could occur from this design. And it also frames the water on the other end looking towards the west. So a little utilitarian here. We do have a lake, right, an open space pod O, which is a lake. It's 3.23 acres. But we're taking that utilitarian use and making it engage and an important part of the design of this project.

It's a central lake feature. It's going to have a wide walking trail, overlooks. And the design that they're working on actually shows a very unique design of bringing the restaurant to close to the waterfront. That way it's there and the design is there and you have that ability to look over the water. On the right hand side, I want to address the hotel.

It just give you a frame of reference kind of what that height of where we're headed in the hotel is ghosted out in this drawing. So, the hotel itself, a very family friendly hotel. We have all types of accommodations, pools and outdoor kitchens and related. I spent a lot of time looking at this hotel and deciding what the appropriate mix is. And then this will also create the ability to have their additional restaurants, which will be attached to the hotel, and then you'll notice this large pool area here. So this is a view of the street view. We call it the hotel street view. So just a quick glimpse of what that would look like. And now I'm gonna turn it over to Mr. Kelly to do transportation, and hopefully we're staying on time.

A little bit shorter than Mr. Tuma. For the record, Brian Kelly, Vice President and Traffic Engineer with Simmons and White. So I have a number of slides to go over. I'm going to kind of go over the technical stuff, go over roadway improvements, and then also go over school circulation. So there's a lot to get to. Kind of the boring parts first. We prepare a traffic study, but it's important for everyone to understand it's not us just preparing a traffic study and it kind of goes into the abyss. This is thoroughly vetted on months and months long process. And so it's reviewed and it's approved.

So the village traffic consultant, you have your own village traffic consultant, she has reviewed and approved this. This also goes to Palm Beach County Traffic Division. It goes to them. They've approved it and it also went to FDOT. So the reason I make those statements are this meets the comprehensive plan, this meets the Village Of Wellington traffic performance standards and the Palm Beach County traffic performance standards. Now that boring stuff is out of the way, we can start talking about some of the fun stuff. If you look at the bottom line there that's bolded. The developers proposing to construct substantial roadway improvements on Stribling Way and State Road 7. And this is delivering on a promise that related Ross and Elevated Ed made over a year ago. So I'm going to identify these improvements and then show them on graphics.

But it's important to know these are millions of dollars worth of improvements. They are very, very significant. And part of the reason they haven't been done until now is because of the cost of it. And these improvements are going to be done prior to your first CO. So before the real traffic hits the road, these improvements are going to be completed. So let's start with kind of the node there, Stribbling Way at State Road 7. That is today a level of service at, it's a what's considered a failing intersection. There are existing issues. Forget about our project, our project traffic, that's today. So we're making substantial improvements there.

We're going to add a second northbound left turn lane, a second eastbound left turn lane, and a second eastbound right turn lane, and we'll show those in a minute, along with extending the southbound right turn lane. So that adds storage queuing, helps for safety. So we're taking an existing intersection that's failing and we're mitigating and essentially fixing it, correcting the issues that are there. Going to that middle bullet point, the State Road 7, this is going to kind of be our workhorse intersection. This is a new traffic signal we spent months coordinating with the DOT on the appropriate location here.

So we're going to have a new traffic signal there. It's going provide full access, left and rights, in and out to Life Church, the school, and the mixed use site. And we will of course have left and right turn lanes. I'm going to skip this next slide because I'm going show it on this other one. I think that will be quicker. So here is an exhibit of the improvements that are going on on Stribling Way and State Road 7. And I want to walk you through these. Starting the northwest corners, number one, that is either going to be a roundabout or a school traffic signal. This is the entrance to Wind Grove Academy, the school, and to the north, the entrance to Casalina. This is not going to be a high traffic volume intersection for the school.

I will get to that later on. It's more ceremonial as far as access. Our main entrance is actually on State Road 7. However, this will be a nice feature. It'll actually, if it's a roundabout, which is actually our preference, that provides some safety advantage, it actually helps calm traffic. And it's also going to be a big advantage to Casalina because that helps them get out. Right now, it's just what we call free flow on Strimling Way. They have a stop, they got to wait for gaps to get out. Having this roundabout there will actually make it significantly easier. Going to your right, you'll see Stribling improvements.

Number two there, you'll see some arrows in and out. This is kind of the main access point from the mixed use site. We will have left and right turn lanes. You'll be able to get in and out in any direction from the site. So this will be one of the heavier volumes from the mixed use perspective. Going further to your right, you'll see some arrows kind of by number three, that's a right in, right out. So that's our third driveway on Stribling. This is not going to be a high volume, it's going to be a lower volume driveway. It will kind of provide access to Main Street. If you happen to miss the first turn, you can turn in there.

Or if you want to stop to get a cup of coffee or something in the morning that maybe and you want to park in front of the store, that would be an opportunity there. And along with this, this requires widening on scribbling. There's going be a lot of widening on scribbling. All these improvements are funded by the developer. So that is what is actually being proposed here. It's being funded by the developer, out of their own pockets. Shifting to number four, that's the big one. That's the one we talked about. The arrows are there. This does not represent every turn, it kind of just represents the new turns to provide a visual graphic.

So if, as you guys know, this intersection's been a problem forever, particularly that northbound left. The volumes are much higher than what can handle a single left turn lane. And the problem is you now have to allocate extra green time is what we call, but single timing to accommodate that failure. And it kind of screws up the rest of the intersection too. So we're going to be adding a second northbound left.

So if you're going north on State Road 7 turning to Stribling, there'll now be two left turn lanes. And if you're on Stribling going to the east to State Road 7, we'll be adding a second eastbound left turn, and a second eastbound right turn. And then if you look kind of on the north side of that, you'll see arrow extended, that's southbound right turn. It's not new, but it's been extended to meet current standards and provide a little additional queuing. Going to the south, that's a right in, right out.

This is going be for the mixed use. Not as heavy of a traffic flow driveway necessarily, but once again it provides access to the site and additional access point to Main Street. Going further to the south, you can see number six here. Here's the big one. So this is a new traffic signal that we have approved by the DOT.

This is going to kind of be our workhorse intersection is what we anticipate from a traffic perspective. We're going to have two northbound left turns in, we'll have two left turns out and a right turnout as well. And of course, we'll have a new southbound right turn lane. So these there's extensive widening and road improvements associated with all this in the millions of dollars worth. The one item I also want to point to before I kind of move on here, if you see that roundabout internally.

So if you look to the left at number six, we're constructing a large roundabout there. And that's to facilitate traffic flow between these uses. One thing that I think is kind of unique about this site is we have a multitude of uses that have different peaks and that really works out very well. So for example, the school, the peak time for the school is going to be weekdays in the mornings and then at drop off, but particularly that morning period. The church, which does not currently have a traffic signal, they will now have one for use, their peaks is on Sunday.

And the mixed use site, that peak is going to be on Saturdays and in the weekdays during the evening. So there's going to be traffic at various times, of course, but the peak periods for each of these are a little bit different and that roundabout really serves that well. Some additional traffic mitigation. I'm going to kind of then get to the school stuff, but that kind of leads into the school stuff. We just talked about the access points on State Road 7 and Stribling. We spent months going over this, finding the best solution. We feel very, very good at where we're at. The school. We are proposing staggered school start and end times. And this is important.

And you know, if you're familiar with regular public schools, as we all are, I have kids in schools, Wellington High School has about 2,500 students. It start and ends at one time. So that really creates a high peak period and it creates traffic issues. We are going to be staggering the start and end times to help disperse traffic, so it's not all at one time. We're also going to have three lanes throughout the school circulation road.

So if you kind of looked at the picture before, and I'll get to some more kind of from roundabout to roundabout, so to speak, we're going to have three lanes. What that allows us to do is have two ingress lanes. So when you come into the site, we essentially have two lanes circulating specifically for ingress. We don't even need that much capacity for stacking, but we're providing it anyway. So if we ever needed to use it, we can use it. It provides flexibility for bypass and other things we can do with it and it's very efficient. Buses. Buses are going to enter and exit on State Road 7. We think it's a great thing that we're going to have buses, because that does help reduce traffic. They'll be entering and exiting from State Road 7.

The stacking. We have over one mile of internal stacking for the school. I'm going give you a couple of examples here. And particularly because of my kids, I'm used to driving those schools. So for for example, Binks Forest has about 900 feet and Wellington school Wellington High School has about eight seventy five feet of internal stacking. Palm Beach Central High School has about 1,100 feet of internal stacking. King's Academy, the elementary school is about a thousand feet. The middle high school is right around 700 feet as an example for a private school. And all those schools start and dismiss at one time. We're going to have staggered times and we have over a mile, and in some places we can do well over a mile of internal stacking.

So it's, we have orders of magnitude different than many other schools. There is not going to be a stacking issue on our site because of the design that we have. So let's take a look at it so we can kind of see it. And frankly, even this scale probably won't do it justice. So I'm going to go through a series of slides here. So here is the elementary school drop off. If you kind of follow that, is that a magenta line? I'm actually color blind. Irony of a traffic engineer being color blind is not lost on me, but. So you follow that magenta line, they're coming from State Road 7 going around the roundabout, going all the way up to the school.

That, just using a single lane of traffic, that gets us 4,720 feet, which is two fourteen vehicles. That's not even using our second lane, which we can use. So that is the elementary school ingress and access point. The other item I want to mention, we do have a early enrollment. So there's going to be a smaller number of students that like the Pre K through one, they will be coming from scribbling.

Even doing that, we actually have over a thousand feet internally. So we actually have plenty of stacking for that. A lot of them are actually going to be walked in, kind of think when you drop kids off at day care, you park and you walk in. So it's kind of a little bit of a different situation. So there will be some people coming from Stribling, but the vast majority will be coming from State Road 7 and we can control that because of the gatehouse, the traffic operational plan, the private school is able to do that.

So the middle and high school, this is the blue line, you can see them coming in and you can see them going to the that's a structured parking area on that 1st Floor, we're going have a drop off area, So that's where it will be dropped off. So using just one lane of traffic, we can get 151 vehicles. If we use two lanes, we can get two sixty one vehicles or 5,760 feet. So a significant amount of stacking we are capable of doing. So going to the next slide.

Student drivers and staff. So there'll be some, there'll be a few administration that may be able to use dribbling, but the majority of staff is going be required to use State Road 7. And the student drivers, so some of the eleventh and twelfth graders that are able to drive, they will once again come in off of State Road 7, go up and there's going to be a driveway on that north side of the garage and that's where will enter the site. Bus loop, you can see here in green, they will come in and exit off of State Road 7. That's the bus loop that we have right there that is kind of in the southeast corner of the upper school.

And here is an overlay of just kind of showing all this. So and just the last point, and I know there's probably going be further questions on it, and I'm happy to answer. But the last point I want to talk about in schools is a lot of times school issues are not because of the actual traffic that's being generated. It's the school cannot handle the stacking capacity. That's the real issue.

If you go on to any of these, you know, generally traditional schools, you will see they, the demand is too high, and where the pickup and drop off of it, it backs up several 100 feet in a lot of circumstances. And then that starts blocking the road when it has those spillover. So we've specifically designed this to make sure that this will not happen and we will not have any spill over into the road. And that's why we're utilizing State Road 7, taking this advantage of that kind of geographic distance that we have, to make sure that doesn't happen. Then when you factor in the staggered times, that's also reducing that peak time as well.

So there's a lot of kind of factors of safety, so to speak, to minimize our impact on traffic. So one last item, I'm to go over parking, and it looks like we'll beat our time, which is great. This is just for the mix use site here, not referring to the school. We have, we are doing shared parking. There's a bunch of stuff kind of shown on the screen here, but I'll kind of give you a big picture. We did our own engineering analysis, which is common when you have different uses that have different peak times. Office is different than, you know, retail and restaurant, hotel. They have different peak times. So, we actually did a shared parking study. We based it off the Institute of Transportation Engineers and shared parking analysis.

This is industry standards. When we do that, we are estimating nine fifty four spaces of parking. That actually even includes a buffer of 10% within there. What we are proposing is a little over 1,000. So ten twenty three spaces. Part of that will be based on valet. We'll be able to valet and kind of park vehicles in in certain segments which allows us to park a little bit. We also have to the south a shared parking agreement with Life Church to get an extra 147 spaces over there as well. But the important thing to take out of this too is we actually have a condition. We're going be monitoring the parking.

We believe this parking will be sufficient. However, if there was a need to get additional parking, we have multiple ways of getting that additional parking if we need it. We can actually do shared parking with the school and we can also build structured parking garages at really either the two parking lot sites. So there are kind of multiple contingencies in place. If we were ever to need new parking, we could get that as well. So with that, I'm going to conclude. And if you have any questions, I suppose we could take that now or after staff.

Guess Ken.

Thank you. Just a few more slides, in fact. I'm going to probably defer the rest of my slides because I'm really talking about the landscape buffer and give you your time back. Just a couple of items though, Mr. Chair. We have about 140 slides. I would like the opportunity potentially after public comment to rebut and potentially use the other slides that we haven't used this evening as there are significant amount of material that we have not even touched yet this evening. Number two, there is a significant amount of community outreach that has done. Even latest tonight, Mr. Ryan has met with Oakbrook and their association.

So he would potentially bring you up to date on those communications. But we've been working diligently with the surrounding neighborhoods throughout this process related to Ross has done a great job on that and they have engaged as many people as they can in that process. Then and finally, kind of in summary, the request as in front of you this evening, those four items that we're requesting, your staff has agreed that we have met all the analysis, we've met all the criteria. I'm not going to put the checklist up, but we've met all the checklist. And our request for you this evening is your recommendation to Village council so we can get this project moving forward. Thank you for your time this evening, and we're giving you back four minutes. Thank you.

Thank you.

Thank you.

Okay. Does staff have a presentation as well?

So I'm going to skip some of the site history because the search team went over it. In January 2025, council executed a purchase and sale agreement with related Ross and Education in Motion to purchase the property upon receiving entitlements for a mixed use development. And then in April 2025, council approved a village initiated comp plan amendment changing the future land use map designation to mixed use. The applicant is requesting a rezoning of the property from community facilities and community commercial to multiple use plan development or MUPD. This slide just shows the current zoning map on the left and the proposed zoning map on the right.

The master plan request is to create a 71.27 acre K Park MUPD, which includes pod A, which is an institutional pod, which is 43.7 acre seven six acres for a maximum of 50 students. This is one of the conditional use requests. Pod b, which is the commercial pod, which is 24.05 acres. It has a total of four ten square feet of retail restaurant and office uses. It proposes a 180 room hotel, which is also a conditional use request and 215 units of multifamily broken up into two phases.

It also adds pod o, which is designated as open space and a municipal pod designated for utilities. The master plan adds three access points along Stribbling Way, one access point along State Road 7, three access points to Life Church and one access point to the Farmington States and Family Vision for Future Cross Access. It adopts the K Park MUPD Project Standards Manual and establishes conditions of approval for the development. And this slide just shows the master plan. Part of staff's analysis is to determine if the request complies with Wellington's comprehensive plan, the land development regulations and other requirements.

The next few slides provides a brief analysis of each requirement. The first is objective LU and CD 1.1 and policies LU and CD 1.4.2, 3.1.1, three point one point two and three point one point three. The State Road 7 corridor is developed with a mix of uses, and the request is a response to market and development trends in the area. Proposed uses will be situated with the mixed uses closer to State Road 7 and the school to the West, closer to the residential. And a market study concluded that the proposed plan should provide flexibility in the overall mix of uses, the number and types of residential units to be provided and other appropriate land uses that complement the site's residential potential.

Policy MB 1.1.2, development impact on roadway level of service. A traffic study was provided and the traffic engineer has determined that the project meets Wellington's traffic performance standards. Various conditions of approval have been included in the master plan resolution, including proportionate share payments required for various intersections, including 47.6% to construct an additional westbound left turn lane at Forest Hill and State Road 7 And 40.8 Percent to construct additional northbound lanes at Stribling And Fairlane Farms Roundabout. Required traffic improvements were described by Mr. Kelly, and those are also included in the resolution.

Policy MB 2.1.1, access management and policy MB 2.1.3, connectivity. Cross access connection will be provided to Life Church with a realignment of the shared driveway to allow for a signalized access point, which will be used as the main access for the secondary school, Life Church and northbound traffic. Staff is also requesting to add two arrows on the master plan, which are not shown on this slide or on the master plan in your resolution, for future connection to Family Vision and Farmington Estates to allow use of to utilize the signalized intersection if they desire to in the future. Policy MB 2.1.2, On-site Circulation and Parking. A shared parking study was reviewed and analyzed, which determined the maximum demand for the project was nine fifty four parking spaces.

Two contingency parking plans were provided, which include a shared parking agreement with Wind Grove Academy and construction of parking garages within Pod B if needed in the future. Conditions of approval include annual monitoring for a period of ten years to determine if additional mitigation is needed. Policy PR 1.1.7, open space and recreation requirements. The developer will be required to provide civic and parkland or pay in lieu of dedication. And objective ED 3.2, school facility coordination.

The developer will also be required to pay $31,000 for Phase one and $62,000 for Phase two of the residential units to the school board, which is in addition to any impact fees that are required at building permit. Compliance with the land development regulations. The request meets the requirements of a MUPD Section six fifty six, including acreage, lot size, building coverage, number of uses, building placement, incorporation of a main street and providing community benefits. A project standards manual has been submitted as required by Section six fifty two and six fifty four of the land development regulations. A PSM is a governing document for a project in addition to a master plan and site plan and provides lot sizes and setbacks, development design standards, landscape requirements, circulation and is adopted by resolution.

Per the LDRs, PUDs are to allow flexibility in the application of zoning regulations. The developer has requested various flexible regulations, including reduced vehicular and bike parking, reduced parking stalls and aisle width, quantity and dimensions of loading spaces, modifications to width and landscape requirements, foundation planting, which staff also has no objection to. They are also requesting reduction of required internal lot trees. A condition of approval was added to the master plan, which will require an in lieu payment of $600 per tree for any internal lot tree that is not planted. Logical development pattern, compatibility with existing uses and minimizes adverse effects.

The MUTPD has been designed to have more intense uses along State Road 7 and Stribling. The proposed and existing mature landscape buffers that surround the property minimize adverse effects to the neighboring properties, and landscape buffers will also be installed along the boundary of Park. Contrary to the name, the vision of K Park was to develop as a mixed use site. Change conditions. The MUPD is more of an appropriate and compatible zoning district for a property with the MUPD or with the MUPU with a mixed use land use, sorry.

No impact expected on the natural environment as the site is currently cleared and used for low intensity agriculture and complies with concurrency management. On- and off-site improvements and upgrades to lift stations, water distribution systems, sanitary systems and force main systems, roadway improvements and monitoring, contribution to the school board have all been included in conditions of approval in the master plan resolution. The applicant's request for a conditional use for a primary and secondary school with a maximum of seventeen fifty students meets the supplementary regulations listed in Section six twenty five of the land development regulations. A traffic a school traffic operational management plan was reviewed, which provides a detailed plan for all traffic flow. Staggered start times for various grade levels will be required for traffic control, and outside activity areas meet setback intention and security fencing requirements.

The request is compatible with adjacent properties as schools are a common use adjacent to residential communities. And the use of landscape buffers, building orientation and separation from residential uses minimize adverse effects to neighboring properties. A photometric plan will be required to ensure no lighting spillage. Provisions have been made for public facilities and no adverse environmental impacts are expected. The applicant's request for conditional use for a 180 room hotel meets the supplementary regulations listed in Section 6.2(twelve).

It is compatible with adjacent properties and is located 600 feet away from residential uses and is a common use within mixed use developments. Minimizes adverse effects by being centrally located within Pod B. Additional approvals will be required if the building height exceeds 35 feet, which has been submitted. Provisions have been made for public facilities and no adverse impacts are expected. Based on the analysis provided in the staff report, staff has determined that the requests comply with the requirements for rezoning, master plan and conditional use.

Conditions of approval are provided for in Resolution R2026-three, R2006-four and R2026-five. And this concludes staff's presentation.

Okay. Thank you, Ms. Virello. Right. So do we want to ask questions of staff and the applicant before we open public comment? I mean, think it tends to eliminate some possible comments that the public may have if we're able to get them answered.

I tend to like to I prefer to have comments, questions of staff and the applicant prior to opening public comment.

Right. My preference? Agree with that?

It's fine. Sure.

CHAIRMAN All right. Great. So who wants to go first? I actually have just a quick kind of fundamental question that I want to ask for clarity on before we begin. Resolution twenty twenty six-three asking us to approve a master plan.

We saw what was a master plan with retail and commercial and a hotel and restaurants and things like that. How married are they to that if ultimately the council approves it? In other words, they had something like eighteen, nineteen, 20 restaurants on this proposal. Does that mean they're stuck with eighteen, nineteen, 20 restaurants? Or could they ultimately decide, you know what, it didn't work out with that restaurant, we're gonna put a store there instead?

So the master plan is approving square footages of particular uses restaurant, retail, office. And so, yeah, they can flex and shift as needed to meet market demand or as their program changes over time.

So they're locked in on the square footage. Yes. Maximum square footage.

Maximum square

square footage.

Just the maximum.

What about as it relates to where some of these things are located? So, you know, there's a lot that's located along the front of State Road 7 for obvious reason. But let's say later on they decide to change their mind and they want to put a whole bunch of stuff along the lake. Do they have the freedom to move it around?

Well, generally the master plan is a bubble plan that you saw. What is shown as the site plan is conceptual until they do submit for a full site plan and get that approved. And then any adjustments to that site plan will require an amendment.

Okay. Thank you. So I want to go ahead and turn it over to my colleagues to ask questions of staff. I have some stuff that I want to cover, but I'd like for you all to start.

Okay. Do you want to start? Okay. I'll start. A

question on the proportionate share payments from the traffic studies and the recommendations. I know that it has the certain percentages that the applicant would be required to pay for various road improvements. How would we fund the rest of those improvements? And I don't know if that's to staff or applicant who wants to answer that.

I mean, generally, if another project came in that had impacts to those facilities, The modifications have not been made, then they would have a contribution as well. But otherwise, it would come from the Wellington Capital Fund.

Okay. Because I see there's the two roadway improvements that seem to be or require the most significant contribution from the applicants are the 47.6% proportionate share payment at the westbound left turn lane of Forest Hill Boulevard and State Road 7 Intersection, and then 40.8% to construct an additional northbound lane from Stribling Lane and Fairlane Farms Road. So at this point, do we know if those roadway segments are failing roads already? Do we have any issues with those roadways?

Well, all of the roadways that are within the proportionate share distribution, they are essentially on the hook for their impact to that facility. And so, no, I think you'll you'll if you look closely, and mister Kelly can speak more specifically to it, there are were a number of facilities that are already in need of modifications, but because of that, this applicant is not required to address existing deficiencies.

Okay. And do we know what the numerical figure would be for those particular intersections, what that cost would involve?

I do not, no.

Ms. Yakas, do you mind if I follow on to this? Because I thought one thing that I like is that oftentimes, we have proportionate share payments that have to get made, but they're also doing substantial improvements themselves on the work that's happening along Stribling and the intersection into State Road 7 and along State Road 7. So it's a substantial traffic expense for the applicant. But this is a little bit unique in terms of the percentages of proportionate share payments that they're looking at for Forest Hill Boulevard and State Road 7 and for an additional northbound lane at Stribling Way and Fairlane Farms.

I'm just curious in terms of how we manage I don't maybe this is a question for finance or something, but here, but in terms of because that is a pretty substantial amount of the payment that would be required for the roadway improvements, I'm just curious as to how we earmark those for future traffic plans in terms of our expenses, if it all goes into just one capital fund and then it gets spent out of there based on orders and priorities? Or do we have any idea on that?

I mean, I'm not one of the accountants that we have in finance, but generally, when these funds are specifically identified as a condition, then they're earmarked within the ledger.

The budget for All right. That's good. Thank you.

So on the issue of roadway improvements, one of the things that I saw throughout the application was the suggestion that Stribling Way may ultimately be expanded to four lanes from Fairlane Farms to State Road 7. Is that something that's being contemplated by staff currently?

It is not something that is in the capital plan currently. There there is a requirement. They they will be four laning it from State Road 7 to the roundabout entrance of the school. But from that point up to Forest Hill would need to be programmed and planned by the village.

Okay. And so I assume the village has looked at that, right? That if they felt we looked at improvements that the developer is currently contemplating aren't enough and that we may need to ultimately four lane the entire road from Fairlane Farms to State Road 7. Now is the opportunity to discuss that and quite honestly leverage it and get the developer to pay for some of that. So are you saying that as of right now, it's staff's opinion that that four lane winding would not be necessary?

Well, I think the unfortunately, the traffic engineer, Ms. Traubman, was unavailable unavailable for the meeting this evening. But I think she basically said that at some point, it would need to be done. And therefore, that's why we have a proportionate share contribution as a condition, but it didn't necessarily need to occur at the current moment.

Yeah. The reason why I bring it up is because the proportionate share is relatively light. It's 3.5% is what I believe I saw. So where do we come up with 3.5%?

My guess is that it might be because the cost that they're going to have for the four lanes on the other the section of Castellina on.

It's more about the impact of not only the current existing traffic and projected traffic on the roadway, but what they will add to it. That is their percentage of the impact to that roadway.

Yeah. If I could help clarify, and there's some good questions here. A lot of times these proportionate shares, they're kind of technicalities to meet code requirements and do a traffic study both from the village traffic performance standards and Palm Beach County traffic performance standards. And the way that's generally measured is the project trips essentially that you're generated over new capacity that would be created with that improvement. And that's kind of how you get your percentages.

So, for example, on a roadway segment, we're looking at if it was wide into four lanes, create x capacity, we're adding this much capacity, or we're adding this many trips, and that's how you get that percentage. But I think the main thing to kind of take away from this is the proportionate share is kind of one thing. It's a technicality from a traffic study. And that's what the legal requirements are to go through that process. The developer's proposing to do substantial actual roadway improvements, where we're actually doing these intersection widening at State Road 7 and Stribling, and the widening as well of Stribling Way from State Road 7 over to the Casalina entrance.

So these are, even though technically they're not required by, excuse me, legal standards, when you do a traffic study, that's simply just the proportionate share. They're actually proposing to do these millions of dollars. And that works much better versus just getting kind of percentage here, percentage here and not actually getting the improvement done. These are actually getting the improvements done.

Yeah. And I think, Mr. Kelly, one of the things that we talked about yesterday was we can all recognize that as of right now, scribbling way is a failing road. And I believe, I mean I live off Stribbling, so I tend to think I'm a little bit more of an expert on this than normal. But I think one of the reasons why Stribbling is failing is because we were so successful with the roundabout that we created at Fairlane Farms.

And now because of that roundabout, people are much more inclined to go from Forest Hill and cut through Fairlane and Stribbling to get to the other side of State Road 7 to avoid all of the Forest Hill and State Road 7 intersection and mall traffic, etcetera. And so what I asked you yesterday, and I'll ask you again today, is the improvements that you're proposing would cure the problem as it relates to the problem today. But then we're adding on top of it a big gigantic plan with a school and commercial and retail and hotel. So how confident are you that the changes you're proposing will also be able to handle the additional capacity created by your project?

Very confident. That's actually a good question. And I should probably have described when I did a traffic study how the actual methodology of the traffic study is done. So when we do a traffic study, we look at I kind of break it up into three different layers. So we look at what's existing conditions, those are existing traffic counts on the road today. Then we look at what we call background traffic. And what that means is we look at historical growth rates, how much is a growing traffic every year. And also what are we consider projects that have been approved, but not built yet. So we know there's traffic associated with those projects as well. So those are the first two layers.

So we take those and then we add those up and then we add a final layer, which is our project traffic. So all those improvements we just talked about on Stribling and State Road 7, those mitigate not just the existing conditions, but mitigate our traffic and that background traffic as well. So we actually look at it based on that final total layer of traffic, and and that's how it works out. And and don't get me wrong, I'm not trying to say we're going to solve all of Wellington's traffic issues. Obviously, that's that's not the case. But at this particular area, it is they are substantial and it mitigates our impact.

Whenever we had our Zoom call, I'd asked if you were going to widen all the way to the Casalina Circle. And I don't think that you said that you were going all the way to that unless it was absolutely necessary. So are you now saying you would?

Depends on the design. We're working on different design. We have to work with the Village on that. But the current design essentially has it widened to four lanes for that entire segment.

Okay. And then whenever you had the image up above, you had Intersection 4, which is Stribling and four forty one, the two northbound lanes coming off. Is there still going to be straight lane going?

Yes, of course.

That wasn't designated on there? Okay. Just making sure that's not going away.

Yes. Right.

Ms. Ferriola, do you mind putting up the slide where you had the arrows added to the for the cross access? Thanks so much. So I don't know how large Farmington is through that site there, but the so it provides where's the so vision family vision or the where's the is that coming in the same pod a area there?

So the request to add two access points, one to family vision and one to Farmington, was something that staff requested to be added for future access to utilize the signalized intersection so that they can easily safely ingress and egress out of

their So I just had two questions. One, I'll they're kind of out of order because I'm going to ask the applicant if they are supportive of that or not. But before I ask that, do we think that that's going to create I'm just curious about creating those cross easements, if that interferes with the traffic circulation during because I assume that like school times, right, people are leaving neighborhoods. So for example, I'm forgetting the field oh, Farmington. Farmington, and that might I'm just curious if that's going to create any friction issues in terms of crossing that traffic. Do we So think about

the actual location of the access point is not shown or is set in stone on the master plan. A note that we wanted to add was that it can be amended and moved depending on where we agreed where it would go. So at that point, we would look at how it would affect the school.

Okay.

And the arrows were only for future access, potential future access. We would obviously need to get property owners approval and sign off from them. But this is so in the future if Farmington or Family Vision wanted to connect to the signal that the master plan of K Park did not have to be amended in the future.

Is the applicant supportive of that? I'm just curious if that's problematic or not. That's

Good evening. Kevin Ryan with Related Ross, Executive VP. We're generally familiar with the issue of what this Farmington Connection is about, which is effectively to let them tie into the signal and the new traffic signal that's been created and alleviate some of their own issues. I'd say we're generally familiar with it, specific locations, about what works, doesn't work. I mean, it couldn't, for example, fall within the area where the school has gated access.

Obviously,

I I think it's a village more of a village driven issue in terms of trying to help Farmington out. And we're open to it, but it relates a lot to

the specifics. Currently Farmington can't make a direct left, right? That correct? And so this idea is to try to stop them from having to do the U-turn.

And my understanding is there have to be certain physical improvements on their part in terms of how to even access the road in the first place. But I think we're generally open to discussing it, but there's a lot of specifics to be found.

Okay. Thank you.

And would this potentially involve redesigning the intersection that they're proposing today if there's additional traffic impacts from doing that connection?

No. No. It's simply in the interest of providing the future potential for connection to improve safety for the residents to have access to that signal. We try and promote cross connection among projects everywhere that we can. And if at some point in in the future there there is an agreement between the village and and the community and the and the commercial owner, we'll make it happen. Otherwise, right now it's just a concept on a plan.

I want to go back to the Castellina area. What I saw was that as of right now, there's either a roundabout or a traffic signal being contemplated. So what is staff's preference as it relates to the two? What is the applicant's preference as it relates to the two? And have we heard from Castellina's HOA? And what is their preference?

I can answer, I think, at least two of those three. So we've had extensive conversations with Castellina and Oakmont over the past year, as well as recently. We have an upcoming meeting with Castellina later this week to speak specifically about the roundabout. Our preference and our planning is really all built upon the roundabout solution, which we think is much better. The alternative is a signalized school light, which only would function basically during school hours.

So the really functional solution is a roundabout. The only reason why we don't have it on the plan right now is we did not really want to put that on the plan until we had confirmation from Castellina that that is something that they support. It does not physically really impact their has a minor impact on their property line, but it does not really impact their gatehouse or entry experience. So we're hoping for a positive outcome of that meeting. As far as staff preferences, I would defer to Tim or others.

Well, before I can In

general, we're planning for the roundabout. We're budgeting for the roundabout, and that's the preferred solution.

And you said you spoke with Oakmont?

Oakmont, we had a conversation that was more about some other issues. But we do think the roundabout actually has some benefits for Oakmont as well.

Did they weigh in one way or another on that?

Not specifically on the roundabout, but it could help them as well in terms of their traffic. They have an ability to take a right and do a U-turn and come back when traffic's heavy. Casalina has a direct benefit because they're on the roundabout, but both communities could benefit.

Mr. Sillings' staff have a position on The approach is roundabout?

Yeah. We prefer that. Just to clarify, you said it does require property donation from Casalina?

It has if you overlay the roundabout design directly on top of the property lines, there's a minor impact of an infringement, but it really does not have much of a physical impact in terms of how it's laid out, design, landscaping, entrance features, etcetera, or gatehouse. So it's pretty nonimpactful, but because there's a small impact on property, we need their consent.

Are they single egress, single egress, Casalina? Is that one in, one out? Yes. That's what I thought.

Okay. Thanks. So that particular access point They have access to the school the backside.

They do?

Yes. They have access on the backside where Lux is

Okay, as yeah. That access point to the school is being called a ceremonial entrance. Can you all explain what that means? And how do you intend to enforce that? And what happens if down the road some different school comes in and takes over and says, know what, it's too expensive for us to have that ceremonial entrance. We want to change that and make that our main

entrance. MR. No, excellent question. What's there to enforce it is a gatehouse. So there's there is going to be a manned gatehouse on the south side. Once again, the scale does not do this justice for the actual distance from Stribling Way. So if somebody comes in there that is not supposed to come in there for drop off, they will be forced to U-turn. And this is part of our traffic operational plan, which is part of the conditions of approval. So if they say there's something out for the school, they sold it, whatever happened, they it is a condition of approval to follow the traffic operational plan. So they would have to go get approval from the village to make that kind of change. So they actually have a good enforcement because it's a private school, because it's going to be a manned guardhouse, they'll be able to enforce that.

Alright. So ceremonial in the sense that what, it's supposed to have some kind of aesthetic appeal?

Well, that it's going be a nice entrance certainly and it's going have a nice long corridor there. There'll be certain administration that can go in there, as I talked about for the early education. If you're a visitor, if I'm a parent and I have a teacher conference at 10:30AM, I can use that entrance. So it's not that there's not going to be any traffic on that entrance, it's just the flow for the ingress for drop off and pick up is going to occur at State Road 7, which is really the main which is obviously the main concern and the highest peak.

presumably school there. School buses through there. Presumably, would be the prettiest entrance, I would assume, too, because It'll could see the be It'll It'll be when you're trying to get your kid to go there to or you're trying to get the people to sign up their kid there, they'll take them through that entrance, probably.

I have some questions about and I'm using this picture sort of like as a reference regarding the buffering and the landscape and parking in Oakmont, in particular. I understood that you have asked for a reduction, and we've agreed for a reduction in the buffering and the trees, the number of internal trees. And I think it says here that you've agreed to like a 30%, I guess, increase in size. Am I understanding that correctly to make up

for the reduction in the So an MUPD is required to have 30% more of the required landscaping in quantity and size. So they have to meet both. And they have requested a reduction in the internal lot tree requirement, but we are not in support of that. So we have a condition that requires a 600 per tree in loop limit for every tree that's not planted.

And have you agreed to, like, a limit? Is that up to 30% no, can't be up to 30%. But is there a limit to that? How many they

can Like a minimum?

I do sit by? We have not agreed to a limit, but I believe they're short around 300 trees.

And also, what about the buffering? What exceptions have they asked for?

So the exceptions are along the Life Church buffer on the north portion of the Life Church, just to provide more openness to the two projects. Another deviation was along the south portion of Pod A, which is that access road, because there are overhead utility lines. So FPL, right tree, right place, you can't place trees right underneath utility lines. So they're requesting smaller trees and low bushes and grass to be placed there. And I believe just a little small segment segment along State Road 7 at that end of the access point.

Let's see. I'm on the traffic one, but over over where over right here.

Uh-huh. Okay.

It's just

a little tiny strip, and that doesn't really impact any of the neighbors.

And what about berm height in particular between, like, the school and Oakmont?

The school. They're not requesting a berm? They're not requesting They're a a berm berm

They're requesting wall will be there. Okay. And a fence?

So along the western property boundary will be a masonry wall of six feet of height.

Okay. So I also noticed that, it's actually not here, but on one of your graphics, it shows this particular parking lot. Here it shows it a parking lot. But on the graphic it says a potential parking structure or parking structure. And I know that there's a little bit of a you're saying that if the market indicates that there's a need for more residential, you could reduce the parking.

So I wanted to know, are you planning on that, in particular, the parking to the east of the field, the soccer field? Are you planning on that being a structure now? Or will is that

Oh, I'm looking at a screen, and it's not up there. I'm sorry. I apologize. I was going to point to something. So ma'am, I want make sure I understood your question correctly. So basically, east of oh, I got to

push the button,

Yes, you can pull it up.

Okay. So this parking lot right here, I think, is what you're discussing right here?

No. No. Further west to the west of the soccer field, there's a parking

lot Oh, of here's the school school side.

The school parking Okay. Yes. So that's a parking structure for the school. That's different. There's no residential associated with that at all.

No, no. I understand. But on the other side of that is a residential community. How many stories are you thinking that

that would Sure. So the parking facility will be 25 feet tall. It will have a four foot parapet. So envision a ground floor, one floor up, and then parking on the roof. And that will have that four foot high parapet. So Ground Floor, plus the story, plus the roof, will be the height. And that will be 25 feet. So let me give you kind of a frame of reference so you understand. So we have had lots of conversation about this on how we're going to design it so it's least impactful to everybody. Mr. Manfreddy has looked at this in detail and he's going to create a parapet on the top so no lights, no spillover to anyone else. And then along the side, we're gonna have a great design, and then it'll also be attenuated for any sound associated with that parking structure.

Well, so, because I also thought I heard someone say that, again, back to that parking flexibility, could you not, if you're thinking about a structure, could you not consider putting that structure on State Road 7 instead of next to those, you know, homes there in that corner. Yeah. I would hate to wake up, you know, I have this nice home and suddenly I have to look up at a parking garage the second story looking down into my backyard.

Right, well, so are two separate property owners here, just so we're on the right hand side is related Ross. On the left hand side is the school. School is independent and will be safety, and that's very important for them to be all by themselves. That's the design concept.

Yes. So maybe they can speak to that.

No. I think what Ms. Marioc is saying is Oakmont borders that parking Yeah. there will be I counted them eight houses that could potentially be impacted by this. So you've talked to Mr. Manfredi's design to kind of lessen the blow, but can you go into a little bit more detail about that? And I think Ms. Mariocca's point is a good one. What assurances can you give us that somebody on the 2nd Floor of that parking garage wouldn't be able to get out their car and look down into somebody eating their breakfast in

the Or throw something you know, just whatever.

Sure, of course. So first thing and I will defer to Mr. Ryan, who will come up and help me on this. But we have spent a lot of time designing where this parking garage goes and the big picture things. We have thought this through in great detail. And I'll defer to Mr. Menfreude to talk about the design concept, but I'm going to tell you kind of how we got it to where it is. One, we wanted to make sure that we provide the longest ingress, egress to provide as much stacking as we could within the facility. We also know that these are outdoor fields. And we know that they will be used and they will be and they will be busy during the day, there will be activities there.

So we actually came to the conclusion that placing the parking structure there is the best location for the parking structure. It actually creates a buffer from the fields to the right hand side to the east. In regards to what in regards to your question about will someone be looking in their backyard and be able to see what's going on down, council members. So long story short, it's 25 feet of height. There'll be a four foot high parapet on top of it. Our proposal is adjacent to Oakmont. Oakmont has an existing 20 foot buffer. Then we're proposing a six foot high masonry wall. We've actually submitted in the site plan a seven foot high masonry wall. So they've already they've gone up a foot on that during the course of the design.

And then beyond that, we have a significant landscape buffer on our side. So we have done a diligent job of landscaping that area.

So I'm just saying that there's still 19 feet of potential cement structure up there that somebody might potentially have to look at. And my question really was, are you planning on having events at the theater in the evenings, potentially?

I'm going to defer to the school, but I suspect the answer is yes.

Well, generally speaking,

know But the

parking garage

theaters and schools do have evening events. I'm just thinking, I just think that it would be more attractive if we have to have a multi, a 25 foot parking garage, I'd rather see that, again, just as lovely. I'd rather see it painted with lovely flowers and butterflies on State Road Sub excuse me, Stribling than right there. That's just my Understood. And, also, have you shown this to Oakmont, and do you have any feedback from them about that?

I'm going let Mr. Ryan because I know he did that this evening. And also

Thank you.

Yep. You.

Could there be a row of, like, paw trees along the

concrete wall? Let me address this at a couple of levels. One is and I'll come back to because we did meet with members of the Oakmont board even earlier this afternoon because we knew it was an issue. So in general, I want to reinforce that there was significant concern a while ago, including at meetings with Oakmont and others, particularly about activities in the athletic fields and noise, particularly at night, lights, games and all that type of concern. So there was a specific strategy about placing a physical building between those activities in Oakmont.

So that's part of the strategy behind the garage. Architecturally, and I'm happy to bring David Manfreddy up, I'm very comfortable that in terms of noise attenuation, light impacts, people being able to look down or not look down, those could all be addressed from a design standpoint and how you design the exterior of the garage, particularly the western side. Now having said that, I do think there's definitely concern from the Oakmont residents, particularly the group of residents and residences right next door to this facility about the adjacency and ability of the view blockage or the impact on views. But I think the bigger concern seems to be more about noise and dust and other things. So there is a six foot wall.

We'll explore this further with the Oakmont community, but I think there's an attitude about seeing a more robust wall is definitely one of the taller and maybe designed in a different way that's attenuate sound. So that's where we kind of left things that we would follow-up, get feedback from the board tonight, and then continue the discussion with Oakmont involved.

Are you planning on the excuse me, I'm sorry. The parking lot that is closer to the elementary and the middle and the elementary school and then the you know, it's right there to the right. Is that also going to be a structure? Structure? Or is that just

going No. Be an open

I'm sorry.

Let me go back, because I didn't emphasize something well enough. Also, the impact of landscaping and trees and putting tall and mature trees in day one, there is a very significant buffer right now that's heavily treed. I mean, it's full of trees today. We would be spending significant, or we the school would be spending significant money to landscape both sides of the road and including along the face of the garage. And as I think all of us that live here in Florida know, there's some great hedge plants that can grow ten, twelve feet tall, the basic types You need of

some pines there, if it remains there, you would need some really

Well, I think there's architectural landscaping solutions through selection of plants that would also help

I understand.

Attenuate. Now, so that's kind of the landscape side of that. Now, just to make sure I understand the question, the only you're asking about the elementary school?

There's another parking lot it shows.

Yes, it's directly along Stribling. So that's a small lot that's largely serving the elementary school in particular for pickup drop off. I believe it's also where these individuals coming in through the ceremonial gateway, say it's visitors or people like say student teacher conferences, they would probably park in that lot. And down the road, if there's an event at the theater going on, that's choice number one for that lot. But generally it's a surface parking lot that has extensive landscaping along stribling and it's serving that particularly the elementary school and the pre K.

So the targeted user for this parking structure would be students and teachers?

The parking, it's primarily students and teachers, yes, correct, particularly the high school students that drive.

At this point in the process, are you locked into the location of the buildings, or do you have opportunity through site planning and continued discussions with the community to move this around if needed?

I can't really speak on behalf of the school. Have to let them respond. In general, on the related Ross side, we are well past what we called schematic design. We are locking in the plans. We are doing all of our planning, our leasing. The architecture is in advanced stage. We plan to start construction this year. So I would say we are pretty fixed on what that plan is on the related Ross side. I know the school also has gone through a very extensive process in terms of the building locations. I can't speak to the flexibility on their side. But I understand that they're well, I'll let either let them respond to that question.

Could I just make a comment, too, that maybe one of the things that would be helpful is if we got as it advances further and you get farther along to counsel or other areas, maybe you do some simulated view shots in terms of what it would look like from the back think

that would be very helpful, renderings from the backyards and what it would look like in different view angles.

And then also if you could incorporate maybe in the project standards manual information related to the parking. I know the parking structure won't be that second phase, I believe, as well for the school, correct?

The future phase.

And so it would give additional time for trees as they grow to mature and things like that.

But, like, a robust landscaping could do a lot along with a good perimeter wall.

Yeah. But if you can do it, yeah, exactly, like a green wall or something that Those shows

are all options.

That adds into this project standards manual.

It's definitely an area that we need to address. We know it's an area that's not resolved.

By the way, that raises a good point. Are you all anticipating construction on Pod A and Pod B to commence simultaneously?

Under the current schedules of the school and ourselves, yes. I mean, we'd have a coordinated effort across grading and site work and infrastructure. They would move in somewhat slightly different patterns from a construction standpoint, but in general, the start dates and end dates, opening dates are similar, '8.

And staff, I mean, we have ordinances on start times and completion times that I would assume applies to this project as well. Yes. Yes. Mean, we went through that with the LOTUS thing. So we should be experts on this at this point. Not not that we're gonna have the same issues, but just in the sense that, you know, there's very for the public's benefit, there's very set parameters on when they can start construction, when they need to end, on what days, and things of that nature.

There's also additional provisions, Ken, I think you might we covered this last night in our own office. There's a whole host of construction period mitigations, whether it's dust, noise, hours of operation. You know, there's a whole series of methods that our company is used to using to mitigate impacts on neighbors, and particularly noise and dust is a major issue. That's treatable. It can be managed through various series of ways. Do you want to

while we're on that point, assuming everything proceeds according to plan, when do you all anticipate having the first shovel on the ground?

Soon. The exact date is up, but soon. Obviously, they want to begin as soon as possible.

It's hard to gauge what that means.

Our target date right now is to start in May. And it's a sequence of because of the site, the scale of the site, 71 acres, the first six months is largely site work, infrastructure and then vertical construction starting around November. And when I say vertical, foundations starting to go in.

When is your target completion date?

October 2028.

With CEOs and tenants moved in, everybody?

Very very heavily leased and open for business. Yeah, the entire project.

So I Sorry, go ahead. No, no. Well, one of the things that I wanted to actually compliment on that is not lost on me is most of the time that we get here, we have people come in and they have to submit a lot of residential, which they say justifies the investment for any of the commercial amenities they get, which I am very happy that you guys came up with a commercially sustained plan initially with back phasing your residential additional residential density.

I'd actually like to speak to that because maybe it wasn't completely clear. So the project that you've seen in the plant and all these surface lots in the diagram that's on the screen right now that have the cross hatching, those are our they're the largest component of our surface lots. We also have an internal lot and road network that has parallel and angled parking. That's our starting position and it's the parking that makes our retail work. We're never going to jeopardize our retail project if we don't think that there's a sort of a solution to redevelop the parking lots.

But we did want to have the right that if we chose to and market conditions supported it, that residential, which is only 15 units in our first phase, that we could add a residential component. That is taking place. The only place to physically do that is on our parking lot. So we would redevelop one or both in what order to be determined if market conditions support it and it does not negatively impact our retail that we want to have the ability residential project. We would have to replace all the retail parking that already exists to support the project, plus whatever residential we added would have to have incremental parking for that.

And it would have to go through the whole process with the village of approvals and tests on traffic impacts, etcetera. But we did want to have the ability to have up to not 200 specifically, it's up to 200.

So with sorry. So with this set of approvals, you would be able to construct 15 residential units, but for the additional 200 units?

We would have to come back into the village with a very specific proposal.

Through counsel and the whole review process, again, to add that?

Yes. And what kind of units are we talking about? In general, our viewpoint

would be rentals. But as far as size and market positioning, it would depend on market conditions at the time. But our company is really more oriented typically, although we do other types of we do condominium development in this location. We think market rentals long term is a good approach. Think it's market demand where is today. Right. I can't speak to five or six years from now.

Right. Does that mean that you build and lease according to strategically where you might need to I mean, you're not going to knock down a building that already has a ten year lease on it.

No, no. We would only the retail would stay as

it is.

And retail is fluid, by the way. Of course, over time, you move to Mizing Walls, bring in different tenants. But no, our retail project is the core. This is a project that's entirely found, its foundation is retail and restaurants. And so the only space that we would look at is redeveloping the parking lots, probably in a sequence where we would have to have basically parking with a residential component integrated. And we would have to again go through this, the village process.

We have to go up. Yeah.

So it could be apartments, Yeah.

Which are integrated within this mixed use?

Yeah, mean, it's pretty, I mean, I don't want say it's obvious, but it'd be a great place to live, right? So we think that at some point in time, we want to have the ability to take advantage of that. But we're very focused on the retail. And by the way, it's retail, residential. There is a residential component. There is a 180 key hotel. And then we also have about 70,000 feet of co working and professional office space. So that combination of things is our core project today and we're building it all at once.

So Mr. Bowers brings up a good point about the fact, I mean, I've been at this eighteen years now. How long? You got like twenty years into this, right? I've never seen a project to this scale that has this limited of residential. Typically the residential is what funds the commercial and retail side of the project. Let me finish the question. Pod A is the school project, right? What is the funding mechanism that's gonna pay for that entire project? And does the school's success and what I mean by success is their ability to fund the construction and operation of that project, impact your pod B in any possible way?

What happens if the school fails?

The two projects do function largely independently, both physically in terms of how they're laid from an infrastructure standpoint in terms of water, sewer, roads, etcetera. So they are bifurcated in a way on the road that the dark purple line you see there. So we can proceed forward on ours, and the school can also proceed forward on theirs independently. If they are in different sequence, then they can coexist at the time they both are up and running at the same time. But they're largely independent physically.

All right. Now you wanted to tell the story about Yeah.

So there we are the related Ross companies are very supportive of schools. Private schools have been a major initiative, as well as efforts that we're doing on other components of the school system. But in to Wellington in the first place was driven by finding a school site for a private school. It so happened that Cape Park was of scale and size and a location that it was also very appealing to us. But one of our core principles was let's make this school be as good as it can be.

And in the process of them going through their, advancing their educational philosophies, testing the market, understanding what donors want, is there became a pretty clear objective that more athletic facilities, particularly sports fields, was a required element. And we had that discussion with the school and we let them grow. And we at the same time were getting very positive feedback from the marketplace and retail and restaurants in particular. And we could have chosen, I guess, do retail at smaller and some residential, but we decided to grow our retail project a little bit. So the two things grew and that's what really created the plan that exists today.

We still have some retail in the village because we think it's important. It's a small component, but architecturally and visually is very striking. And we do want the ability to take advantage of renters

down the

road that would like to live in this environment if market conditions exist. So that's really what led to the plan we have today. We're very excited about it. We think it's a great plan.

Can you tell me a little bit more?

Just to clarify on the residential units. The master plan approves for 15 units in phase one and two hundred units in phase two, so a total of two fifteen units. So if they were to build the additional 200 units, they do not have to come back for approvals. The only thing that they would have to come back for is if the building that they're constructing, the multifamily, is higher than 35 feet.

Okay. Well, what about that bubble plan you talked about before? As of right now, don't see any space in this for two fifteen potential units unless I miss something.

No, it's identified in the list of what the development program is. And that's where it's shown in the master plan. The bubble plan just shows Pod B as a mixed use bubble. There's no real detail to it.

So let's talk doomsday scenario. Let's say we recommend approval, the council goes ahead and this. What stops them from coming back to the council a year from now and saying the financing fell through, we can't build any of this retail and commercial unless we have 200 apartment units that we need to put on this first. What stops that from happening?

Well, nothing because you're approving two fifteen units.

They would

just they have not had a site plan approved yet, that would need to illustrate those units. And as Ms. Ferriola said, if the structure exceeded 35 feet, then that would have to come back

But if they wanted to build 400 or 500 apartments, they'd have to come back for that.

Yeah, any more than $2.15, they would need a modification to the master plan.

And it's a good point, actually, because oftentimes we have done, which I mean, I think that I don't doubt the ability for related Ross to raise funds, right, to capitalize their projects. But the we typically oftentimes do insert languages where we need to have you can't begin residential building permits in advance of commercial either COs or something like that? I mean which it seems like, obviously, they are going to be doing 15 residential units at the time that they launch the project theoretically. But was that I don't believe that I saw that in as a condition of approval of anything related to the phasing of the commercial or anything like that. Is that right?

No. But there is in the purchase sale agreements between related to the school and the mixed use that those two have a connection because that was an important element of the project was the school as well. And so but no, we put no relationship to the residential and the commercial.

I was just thinking if there's concern related to it. But I mean, again, I'm not that I'm not personally not that concerned, given the track record. But the

Mr. Bowers, I mean, typically, we see the condition the other way. In this case, the commercial is going to come first because we have to integrate the vertically vertical units, those vertical 15 units. And as the Chair said, typically, developers will want to go ahead and do the residential first. In this case, they are leading with it. So therefore, there's no need to have a condition to rely upon a certain amount of commercial being built prior to the residential.

And currently, if you guys could they build homes on it with the current zoning as it is, or apartments or condos, luxury, townhomes, whatever?

Well, it's approved for multifamily, so it would have to be some sort of multifamily unit.

Upon the rezoning, I

think you rezoning.

No, I'm saying as of today, if you guys wanted to start building housing units. Not today?

No. They don't have the right entitlements.

Yes, the current zoning. Okay.

So, you know, I don't want to take away anyone's opportunity to ask more questions, but we have not heard a lot about the school at all. Yeah. That's a big part

I do of

have one question for the school, so Well, I'll wait. About the

actually I was hoping we can hear Sure. Maybe ask some school questions that would prompt representative from the school to come up to have to answer some of them, unless you're able to, Mr.

Schulman. I have no intent on answering specific questions about the school. Just want make sure we've got pod B taken care of before we bring Mary Ann and Mr. Clark on. Okay.

Anyone else have any I mean, of course, we can ask questions after public comments. But does anyone else have any questions now about pod B?

JACKIE I do. I'm sorry. I do have one. On the project standards manual so when I was looking at some of the aerials, you have really good hardscape designs on the the pedestrian walkway areas and the roadway areas there. When I looked at the project standards manual, there was information about the brick paver. It actually spelled out the hardscape style on that. Some of I didn't see anything mentioned related to the hardscape areas, any of the roadways. And it looked like they were somewhat decorative in some of those areas. Is that something that's being planned to be proposed? I mean, is that not

That's a great question, Mr. Byron. I don't know that off the top of my head. Let me just look at

the guys.

Matt Brady is here. Think

for the road?

Crossways. What's that?

A crossway. That's what I thought. Yeah. I just wanted to just double check. So it is the main the main road is asphalt, but it will have brick, paper, crossways, and accent points.

Okay.

And that would be included in the Architectural Review Board approvals as well, so they'll be required.

I'm sure it would have been. I'm just saying that, like, in terms of us making sure that we that the images that we're being represented to are the things that we to make sure that we have that to the extent that it can be spelled out, it's great.

Thank you, Mr. Brazos. And we did submit a site plan. Just don't That's have can't put my fingers on it. Fine.

Yeah.

All buildings and all site amenities and all materials and colors will all be reviewed by the Architectural Review Board, and we will be cross referencing the project standards manual as well to make sure that what got approved is what is being requested.

From a visual standpoint or from a or just from an actual specification

standpoint? No.

All right. Cool.

And I have a question also. With regard to the office space that you intend to have for Pod B, are you already lining up tenants for that? Or are you going to have office and coworking space that our local businesses can lease out?

It's premature in general for the professional office component. But as I mentioned there, so there's three floors of office, about sixty, seventy thousand total. The one building that has two floors of office, one floor is intended to be co working and that's a single tenant. And yes, we are in negotiation or in discussions with at least two and I think three potential co working tenants. And the way that works is one tenant that's in the business of co working space, they take a whole floor, they fit it out for multiple users and so they operate that floor as a co working floor and has a lot of flexibility for small business owners to use it on a whole variety of ways.

So yes, we're in pre we'll pre lease the coworking floor. We will not do the professional office floors until much closer to opening.

So as of your anticipated completion and open date?

October 28, yes.

The coworking space would be available for some of our local businesses? That would be our intent.

Yes, we would pre lease it. And they would be able to fit out and open their space at the same time as our opening.

Mr. Ryan, I didn't ask you this yet. Are you in a position to be able to disclose the names of any of the restaurants or retail that you're contemplating for this time?

Or the grocery store.

JACKSON: I

tried that, too.

JACKSON: Thank you. Good memory. Gourmet market in this case.

I knew it

was going to be happening. Not at this time. I think it's one of the reasons that I believe we were selected to relate to Ross Company. It builds a lot upon our relationships through the sort of global network, actually, and international brands that we have great relationships with. So we're definitely advancing our discussions with many tenants. We have numerous proposals out and have many negotiations ongoing right now. And typically, way it would work is we normally would get a core group initially of anchor tenants. I would call them the bell cows. And that's going be the tenants that are going to really attract other ones. That's our initial core focus.

And then also in terms of announcing them, we typically don't do it one at a time. We get that sort of core group together and we would do a more global announcement. And that's when we would really go public with a number of names. And the tenants want it that way too. First of we can't even really announce them until we have a signed agreement with them. And then again, typically we announce them in groups. And particularly that initial core group, it's going to be big news and it would be a major event for us.

All right, so I understand why you couldn't give us specific names, but can you give us kind of a flavor of what kind of restaurants you're targeting for this property?

Yes. Well, first of all, it's going to be a wide diversity. There's about 300,000 square feet of retail overall. About 30% of that is dining options. And it will be a whole widespread assortment both in price points and cuisine types and positioning.

So I would say the highest end one would be northward of Kulus for sure. And then we would go all the way from coffee shops to various types of ethnic restaurants and and and many different types of the goal is to have a diverse mix of dining for the village and all the people who will be coming here. So to pick one would be a little difficult, but I think it would be a best in class and best typically within any category, say Asian, we're going be picking best in class restaurant tenants. And that's where I think our network of knowledge of tenants is critical.

Just

sorry. What about for the retail? What kind of price points and retail?

I would say that we're positioned as sort of upscale lifestyle. It's not really it's not positioned as a luxury restaurant or retail mix certainly at the moment, but I would definitely call it upscale lifestyle center. But again, within that, there's a broad range of things that appeal to different categories of retail and apparel and home furnishings and, you know, it will be a very diverse mix including services as well. It's like a hair salon. So it's gonna it's really a, you know, at the 85 to 90 tenants, we can really offer a really broad and high quality mix of tenants.

I I think it'll be it'll it'll be a mix that we're I mean, we're trying to scale it for the marketplace so we know we've taken a lot of time in not just market research, but just from our own leasing team, which is very experienced at making sure that we have a broad mix of retail. But generally speaking, it's a high quality upscale premium lifestyle center.

As a I'm just curious from a staff perspective in terms of the mix of uses that go along with the mixed use plan development because they've got they've spelled out retail and restaurants specifically in there as different per square footage. Would they be able to blend those two without trying to get a change? Would they be able to so for example, let's say they had there was an overabundance of restaurant and they want to take some from retail call out, would they be able to flex on that? Or is that something that would require additional approvals?

It would require additional approvals.

Okay. If they exceeded the maximum allowed under either category? Correct. Thanks.

I have a few school based questions.

Yes, yes. Let's maybe transition to the school. I mean, I still have some traffic stuff, DAY: but we can wait until later. And we really haven't covered the hotel much. We can wait until later on that. But let's dive into the

school For for

a little

the school, is there a requirement that the school traffic exits back on twoseven as opposed to scribbling?

I'll defer that to Mr. Kelly. I just wanted to address Mr. Bauer. I did go back and look at the plans, and they are definitely we have sidewalk or we have brick pavers, axe and crosswalks throughout the main road. Thank you,

sir. Thanks.

Yes. The answer is no. Buses will be required to go back out to State Road 7. But as far as the parents, once they drop off, they'll have the option of either. We originally were looking at State Road 7. We actually worked with the village on this and the traffic consultant and agreed it made the most sense to give options. And the idea behind it is any stacking and stuff that occurs, that would then be internal. The main thing is when you ingress to make sure you have all that stacking distance and keep them off State Road 7. So it made the most sense to allow them to exit on either one, whichever was most preferable form.

Okay. And while you're there, Is there any limitations on the church, the existing church, to open a school as well on that site that would then impact the existing traffic flows?

I'm going to defer this to Mr. Tuma, but I would assume they would have to come in and get approval if the church ever wanted to do a school there. Think that's

Oh, yes.

Yeah, for sure.

Okay. Yes, sir. Sorry.

All right.

Just But they're not just to follow on, they're not going to be a part of the mixed unit plan development. They're going to still remain as their own separate parcel. So there's not a restrictive easement or something like that they or restrictive covenant that they cannot have a school, I suppose, right? But they would obviously have to go through regular approvals through the village. Is that right? Okay.

I mean, staffs here could answer, too, but a zoning approval would be required to make that type of modification.

Based on the opening times, is the school going to open in October 2028? Or do you get that on for the school year? August or September, typical school year.

All right.

And then one more question. For the picture on the screen now, can you clarify the shared parking spaces between the softball field and parking?

Yes. During the we talked about the school being phased. During that initial phase, those will not be based the baseball field won't be built. And the yellow right there is a contingency plan. So it's not part of our base parking. However, if there was a need to get additional parking for the retail, that is one of the options for contingency besides the structured parking. So that's all that's shown there is that area could be converted for contingency parking if needed.

Meaning that it would then eliminate the two fields? At that time, but if the let me make sure

I say this carefully. At the time that they would develop those fields related, Ross, for the mixed use site, if it was needed, would that have to find parking elsewhere? That could either be through additional shared parking with Life Church or through the structured parking.

Would it be when it's prior to its being built out, though, is it envisioned that it would be just a grass a regular grass field not built out as a baseball field? Or would it be a surface or a gravel lot or something

like I believe it would

be a surface lot. Surface lot?

Yeah.

Okay. So it would be a surface lot until you convert it into an athletic field at the Yes.

Just one more follow-up Is on there a time commitment on that? I mean, it's one thing to say, oh, it's going to be a softball field in twenty years, but until then, it's going be our parking lot.

Well, as far as are you referring to the softball field or the parking, Or maybe both. The parking is not required at this time. So there's no need to have that parking lot this time. It's simply a one of multiple contingency options. As far as when the softball field would be constructed as part of the school's programming, I'd have to defer to them, but that would be just during their phasing. Yes. And remember, we do have an annual review of parking. We have a required condition of approval to monitor this parking.

Can you just give us clarity on that, by the way? I don't mean to interrupt Mr. Roberts, but can you I'm always confused in terms of, like, who actually does the monitoring of those things and determines if there's a problem or not. I know the I just can staff discuss through what that process looks like?

Yes. It's the applicant's or the owner's responsibility to do the annual monitoring, and they provide us with the information and the analysis that they've conducted, and we make the determination with our engineering department.

Do they have to, like, lay like what do they have to lay out, like, how they run those like cables?

It's a parking utilization study. So it would show how much parking is used, how much if any excess they or not underutilized parking that they have or if they have a basically a demand that exceeds the amount of parking that they have.

How's that but how's it determined in terms of like, do they are they going over the counters, you know, or something like that, or is it

Tim, very because I've done a few of these studies in the past. It's actually much more old school than the road tube counters or video counting. You actually send a person out there and they actually, literally every thirty minutes or hour, count each of the parking lot, how many cars are in that lot. And so we would do it over, we would do it during the peak season, that's how it's we do it multiple days. Obviously, we want to do it during the week, we'd want to do it on the weekend as well. So, we actually have we actually put up multiple people out there and every thirty minutes, hour, circulate and count the cars.

That is old school. Yes.

All right.

We have drones now.

I was going to say that's what I was going to say, like pictures Yes. And then kind of

I suppose we could use drones or set them up, and that is an option, too, but

Mr. Kelly, I want to follow-up on Mr. Roberts' question about route itself. I mean, I've got to say, I think the entranceway on State Road 7 is genius because it creates that mile long pathway that prevents the stacking. I get the strategy behind all of that. But you commented that there was maybe internal discussions about whether or not you were going to ever provide exit onto striviling. And you ultimately did. So how important is that to the overall strategy of this entire entrance? Well,

makes sense because what the problem is if you don't do that, helps from a timing standpoint, just vehicles getting in and out, all the roadway improvements we're doing to add capacity on Stribling and the intersection improvements. If, you know, for example, if you need somebody to, if they want, if they live to the West and they want to drive, they're going to turn left on Stribling, they're still going to do that, but the problem is now they're having to circulate all the way around, go to State Road 7, take a left turn there, then take another left onto Striveling, and now you're adding more trips, longer trips on the road, which really doesn't benefit the public. So that's part of it, is it just it makes sense to allow them to exit where it's most convenient.

All right. But you have done things to prevent people from making or to limit people from making left hand turns on the stripling from pod B, which I know we talked about yesterday, but I don't think has been really explained yet tonight. And I don't know if you have the graphic. I think it might have been on slide 27. And I just want to ask you about this to make sure that I understood it yesterday and that it's clear today. So it's what would be the third access point on scribbling? You have a right hand arrow, but you do not have a left hand arrow. How are you

going to prevent people from making a left hand turn on scribbling from that access point? It's essentially a channelized median within scribbling with curbing that prevents people from making that left

turn. They physically can't do it?

Correct. All right.

If you're going to keep the left in to the Trader Joe's.

Yes.

Yes, sir.

Can I ask about the school as far as the staggered start times? Who decides those start times?

They haven't been determined yet. That's something that will be determined. I understand you don't know what times,

but who's going to be the entity that decides, okay, we're starting at eight, nine, whatever? School will?

Yeah, the school.

Okay. So

But they do have, I think, the condition of approval that has a thirty minute minimum thirty minute staggers, I think, or something, is in the

Yeah, but the reason for my question is that you have Renaissance Charter School across the street, you have Emerald Cove, you have Equestrian Trails that all start whatever times that they start. So what I would like to see is some coordination with the village about when those schools start and when you guys are proposing to stagger your school times you know, just to prevent excess cars on the road.

Understood. So can we talk about the school? This is a private school, is it?

Before we do, I just want to make one more comment. I'm so sorry. It just occurred to me on your landscaping, I don't see a lot of natives. Can you incorporate some on your landscaping? I don't see any native well, might be a couple of native plants. But I would love it if you would incorporate the Coontie plant, which is the host plant for the Atala butterfly, which at one point was on the endangered species list in Florida. It's coming back, but that would be great if you guys could do that.

Yeah, so we certainly could take that under But in regards to native plants, we have live oaks, Fakahatchee grass.

I meant native host plants. I'm sorry. I should have specified. Understood.

So we'll

take For butterflies. It's just a little shrub.

Well, it's also a good thing we maybe discuss with the school too, because you're looking for butterflies.

Absolutely. Thank you.

All right. So to get the ball rolling on school info, as I understand it, it's private school. So what is the admissions criteria? Who are you planning to hire for teachers? What kind of curriculum do you plan to offer?

What I can assure you is that is not me. Let me introduce you to Mr. Clark, who is the CEO of the organization.

Thank you. Hi.

As he said, my name is Jeff Clark. I'm Executive Chair of Elevate Ed. I'm excited excited to be working on the Wind Grove Academy project.

Jeff Okay. So let's start with admissions. Or what does somebody have to

do to get into this school? Jeff Sure. We'll establish admissions criteria consistent with other top tier schools around the country. So we would look at interview process, some assessments, understanding where students are and how they're going to contribute both academically and socially to the school overall.

All right. And does that mean that what you have to meet some kind of minimal score on some kind of aptitude test or something or?

Students will look at where students are to understand where they are from a grade level standpoint. There isn't necessarily a set bar. It's really a holistic assessment that we looked at to make sure, as I said, the students are going to be really successful in our school. The curriculum will be a rigorous curriculum and so it will involve a lot of reading. Math will be quite advanced. You can think of the curricular offering, as I said, on par with what you would see as top tier schools around the country. And so the idea is to bring that type of school experience here through a bespoke curriculum in order to provide students with world class education.

So as I understand it, this is the first school that you're going to open in The United States, but you have some internationally. Can you tell us a little bit about that?

Sure. I joined Elevate Ed about five months ago. My experience is opening a significant number of schools in The U. S. So Mary Anne and Karen, who I know you've met before, they previously with the education group Education in Motion.

I was previously for the past twenty five years, the last twelve years as with Avenues the World School. We opened Avenues School in New York, Sao Paulo, Shenzhen, China, an online school as well as planning in Silicon Valley in Miami. Prior to that, I was President and CEO of National Heritage Academies, one of the largest public charter school groups in The U. S. We opened about 80 schools in 10 states and served around 75,000 students.

So I've known Karen and the team through EIM for many years. We've looked at doing a project together actually in Singapore. And as this progress as this project was advancing, given our relationship, she called and said, would I be interested in being involved in this project. I asked what the aim was, and it was said to take her collective experience, my collective experience, as well as some of our other educators and create the best school in the world that we know how together. And so I was looking for a great quest to do and this seems like one of the most interesting and ambitious school projects in the world right now. And so was excited to sign on to be part of the project.

So are you planning on coming in and hiring teachers from local schools to fill your roster?

We plan to recruit across the nation as well as globally. We both have very strong networks. Of course, we will look to hire people locally as well. Our plan is to, as we build out our staff, is to make it available to all qualified people but we want to make sure we're attracting talent from around the nation as well as within the state of Florida.

Okay, so one of the things I heard yesterday when I asked that question was that you all have some kind of a policy that you don't take from local schools.

MR. Well, we don't poach from anywhere. I mean, we're schools all educators are in the business of educating students. And so we don't go after specifically teachers at any one school. We will post for positions if people are applying for positions.

We of course will look at all qualified applicants, but we're not actively recruiting people from any local schools. That doesn't benefit us or the entire ecosystem. And so our aim is not only to be excellent stewards of education for the seventeen fifty students that will serve, but also contribute to Wellington and the county overall and the state as far as education. What's the proposed tuition? The proposed tuition will vary between it's on par with what you'd expect of other top tier schools in the state.

Tuition will vary depending on the grade between 40,000 and $50,000 for annual tuition. But we'll also have a very robust financial aid budget. So our annual financial aid budget is projected to be around $10,000,000 And so that we'll be able to make sure that we provide both the highest quality of education but also access and affordability for students as well.

Last question for me and then I'll turn it over to my colleagues. How do you intend to pay for this?

We're intending to pay for this. I mean part of the reason I described this is one of the most ambitious projects that I know of certainly in The United States and maybe around the world is that if you look at the top 25 ks-twelve school private schools in the country, Only one was created in the last sixty years. And that is because it takes a monumental amount of ingredients to create a school of this caliber. It takes a vision of somebody saying I want to make sure there is a school here. It takes a community of philanthropy to make it happen.

We think we're offering a lot of passion to the project. Our team could be really working on a project anywhere. A lot of us don't have any ties to this community. We're excited to be in it and it's been great to know everybody over the past few months. But we're really interested in doing an amazing project and now being part of this community and the last is that we really have capabilities.

So the total project budget is going to be over $270,000,000 and that is mainly supported through philanthropic efforts, including there will be some issuance of taxes and bonds, which as you know, is part of the purchase and sale agreement. So we currently have $155,000,000 capital campaign that is underway. We are making very good progress on that. It's one of the more extraordinary communities. Like I said, it really couldn't be done very many other places without the generosity of this community to make sure that a school of this caliber is coming here.

When do you expect to meet your fundraising goal?

So there's two parts to it. We are working through the April to the first part of our capital campaign that includes sponsorship, something called donor supported financing, where a number of individuals are backing taxes and bonds for us to be able to issue so that it's affordable. That $150,000,000 would be we expect to be secured at the April. We're currently at about $80,000,000 that have been verbally committed on that side. Then the capital campaign itself will be run for four to five years.

So that's pretty typical for that. We're We've made good progress on that already. We're probably 40,000,000 to $50,000,000 into that commitments on that capital campaign. Those will be pledges of the 155,000,000 Those $155,000,000 of pledges will be secured over four to five years. And typically, those are made over a four to five year period. So the capital campaign itself will come in over about an eight to nine year period.

And will you have in that first $150,000,000 I think you said, or $130,000,000 will that be the funds necessary to construct the school?

Yes. I mean

At least the first phase or two of the school?

Yes. There will be three primary sources of funds to construct the school in the first phase. There will be some cash available from some of the donations that will have already been made. So some of that cash has already been invested in the budget. As you can see, some of the, drawings, etcetera, are fairly advanced. So there's been a significant amount of investment already made. There will be issuance of taxes and bonds of 100,000,000 to $110,000,000 and then the $150,000,000 of donor supported funding. So our focus right now, we're very confident on the $10,000,000 We're very confident on the 100,000,000 and 110,000,000 and we're doing everything we can to secure the 150,000,000 and we believe that we'll proceed with that as well and be successful with that.

And how much do you need to actually construct the first or second phases of the school?

That's the $250,000,000 to $270,000,000 That includes land purchase, the site improvements and all vertical construction as well as some start up expenses.

Okay. So I have no doubt that you're planning a really great high caliber school and that that's a choice that a lot of parents will want to make for their children. But my concern is the effect that this private school would have on our Wellington public schools because in Wellington, we take great pride in our public schools. Our village is invested in our kids. Our families love our schools. They make a lot of sacrifices for our children to attend our public schools. And I don't want there to be a perception or a message in any way that you're trying to offer something better than our Wellington Public Schools because to many, our Wellington Public Schools are already the best.

MR. Sure. And there's many lots of there's many, many schools around the world and people choose many different ones. We'll be serving around seventeen fifty students. That will draw certainly some families in Wellington. My understanding is there are a number of families that are commuting from Wellington to other schools today. And I think that some may choose to stay within this community. We also expect that there will be a number of people living outside of Wellington that will be traveling here. I think one of the things that's most attractive about this location is it's fairly centrally located. You can draw from almost all communities in a reasonable amount of time period.

It's large site compared to a lot of schools. So I think having the green space as part of it will be very attractive to people. We'll have a robust busing system to make any commute manageable for families. And I think the last thing is this community is growing and growing fast and growing significantly. So not only are we planning to meet current demand, but we're proactively building to meet future demand.

I'm not taking anything away from any of our schools here because they are all great. My daughter went to Wellington High School and, you know, elementary and middle school here, but I think it's great that you guys are offering a different choice for residents. It's just another option for people.

Yes. Another option. Exactly. No religious affiliations whatsoever? No religious affiliations whatsoever. It's kinda like the Benjamin School, Pinecrest, something like that. Just a

nondenominational private school. We we are apolitical, non religious, transnational school. So no ideology, religion, any other form of ideology in the school.

Do you have any estimate currently of how many Wellington families are sending their students to private schools that might come to the school instead that you're targeting?

MR. The numbers I've heard, and we have to look at studies, is 300 to 400. We estimated that 300 to 400 students are leaving Wellington on a daily basis to go to schools outside of this community.

I just had a question about the I know that we talked about Education in Motion originally was the name, and I know that there's some that they're affiliated with the legacy international schools. Is this still the same I know it's nonprofit, but I'm a banker, so I think in finance. Is this the same sponsorship group still that's like the founding people that are behind Education in Motion? Is this sort of a different I know it's a different legally entity, but this is the same core group that was originally involved that's involved now.

Karen Young is our founder of ElevateEd, and we're working with the Wind Grove Academy to establish it as a not for profit school. Karen was also a co founder of Education in Motion.

Got it.

And the I did hear the announcement about I know that related especially has been very focused on expanding school options in Palm Beach County to this end. And then there's also a suggested project in that I think was in like West Palm that they're looking at as well. Is it the same group that are you guys involved in that as well with them? Or is that distinct?

Yes. My understanding related to Ross can answer for themselves. But my understanding is related and Steve Ross are supporting a number of initiatives for schools as are some other civic leaders. So while we were one of the first announcements announcing Wind Grove Academy and to best of my knowledge, the only new school being built ground up, There will be other schools entering the market. I know a lot of people in the education space.